Detached house in Rua da Ria, 16, Odiáxere, Lagos
Detached house in Rua da Ria, 16, Odiáxere, Lagos — image 2Detached house in Rua da Ria, 16, Odiáxere, Lagos — image 3Detached house in Rua da Ria, 16, Odiáxere, Lagos — image 4Detached house in Rua da Ria, 16, Odiáxere, Lagos — image 5
Grade B+villaluxury

Detached house in Rua da Ria, 16, Odiáxere, Lagos

Lagos · Western Algarve ·

€1.3M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €57,393/yr
Average Daily Rate: €297
Payback Period: 26.9 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 65.2 / 100
Comparable Properties: 15
Data Confidence: 71%
Search Radius: 4 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.4M

+14.2% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 3
Bathrooms: 3
Building: 396 m²
Land: 1600 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2013
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

elevated position with panoramic viewsmultiple terraces and outdoor living spaceslandscaped gardens with mature plantingprivate swimming poolproximity to natural wetlands/coastline

Score Breakdown

ROI
13.5
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.3
Payback Speed
0
STR Suitability
3

Description

3 BEDROOM VILLA, SEA VIEW, SWIMMING POOL AND CLOSE TO PALMARES, LAGOS This property with sea views is located in a quiet area near the Ria de Alvor. It has an easy to maintain garden with swimming pool and terraces as well as a pool house. On the ground floor there is a living room, bathroom, dining room with pool an

Location

📍 37.1345°N, 8.6294°W

· Lagos, Algarve, Portugal

View on CENTURY 21 Universe →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua da Ria, 16, Odiáxere, Lagos

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
396 m²
Land Plot
1600 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$345K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$3,437/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.9 yr
Rental only

Property details

Year built: 2013
Energy: C
Condition: excellent

Description

3 BEDROOM VILLA, SEA VIEW, SWIMMING POOL AND CLOSE TO PALMARES, LAGOS This property with sea views is located in a quiet area near the Ria de Alvor. It has an easy to maintain garden with swimming pool and terraces as well as a pool house. On the ground floor there is a living room, bathroom, dining room with pool an

Income Breakdown

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Nightly Rate (ADR)
$434/night
50% ($199)Brixfox estimate($434/night)200% ($798)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$41,242
Airbnb data$434/night · 53% occupancy
Rental income
$434/night · 53% occ.
$83,885
Running costs (20%)
Utilities, cleaning, maintenance
-$16,777
Income tax (10%)
Indonesian rental income tax
-$23,488
Property tax
Annual property tax
-$2,378
Net income
3.0% ROI
$41,242

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,358,696
IMT (transfer tax, investment schedule)$101,902
Imposto de Selo (stamp duty)$10,870
Notary & registration$1,359
Legal / due diligence$20,380
Total acquisition costs$134,511
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,548,967

Gross yield (asking)

6.2%

True gross yield (all-in)

5.4%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$6.7M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
Capital appreciation
Property value growing at +4%/yr based on Lagos market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$201K
Total Position
$1.7M
+38%
6.6%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$435K
Total Position
$2.3M
+83%
6.2%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$1.0M
Total Position
$3.8M
+201%
5.7%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.8M
Total Position
$5.9M
+369%
5.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.0% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$399 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $399 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1600 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.0% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
2.5%
$2,849/mo
43% occ.
3.3%
$3,772/mo
53% occ.
4.1%
$4,695/mo
current
63% occ.
5.0%
$5,618/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.